304 S 5th Ave · Windsor, IL 61465

$115,000

3 bd · 2.0 ba · 1,386 sqft · SingleFamily · 7 Days on market

Built 1936 6,969 sqft lot Est $191k · 40% under

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Why this score? — see what drove the C+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +18.5/30.0
• ARV discount +15.0/15.0
• Appreciation +6.9/10.0
• DSCR +5.8/10.0
• 1% rule +5.1/10.0
• Livability +3.1/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Nice solid 3-bedroom 2-bath home in the heart of New Windsor. This home has plenty of space for entertaining. Great solid wood cabinets in the kitchen with a nice breakfast bar that looks into the dining room. The family room has a nice gas fireplace for cozy nights. Convenient first-floor laundry. Large 2 car garage with 9ft tall door and log heater. This is a great space for projects.

Key facts

• Solid wood cabinets
• Large garage
• Gas fireplace

Tags

• SOLID WOOD CABINETS
• BREAKFAST BAR
• GAS FIREPLACE
• FIRST-FLOOR LAUNDRY
• LARGE GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $109 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).

Location & tenants

• Location reads 62/100 on livability (#847 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: schools F, amenities F, commute F.
• Sherrard CUSD 200 (rural): math 29% / reading 30% proficiency, ranked #240 of 620 in IL (top 39%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 7 active listings in the ZIP; 15 units permitted in Mercer County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($795 loan paydown + $4k appreciation (3.8% local appreciation)).
• Mercer County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.8% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1936 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $115,000

Questions for the listing agent

1. Built in 1936 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.01% ✓
• Cap rate: 7.43%
• Cash-on-cash: 4.05%
• DSCR: 1.18
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $191,268
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
304 S 5th Ave	0.00mi	3/2.0	1,386 (0%)	5mo	$110,000	$79	96
101 N 6th Ave	0.16mi	3/1.5	1,242 (-10%)	1mo	$180,000	$145	72
704 Washington St	0.30mi	3/1.0	1,289 (-7%)	10mo	$135,000	$105	61
305 S 11th Ave	0.41mi	3/2.0	1,248 (-10%)	17mo	$172,000	$138	50
500 N 7th Ave	0.42mi	4/3.0 (+1)	1,568 (+13%)	3mo	$260,000	$166	47

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.81% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.4%
• Equity multiple: 1.80×
• Total profit: $25,791
• Equity at exit: $57,023

10-year hold

• IRR: 14.8%
• Equity multiple: 3.37×
• Total profit: $76,203
• Equity at exit: $92,256

Cash invested: $32,200 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 43 Moderately Tenant-Leaning
• State Illinois: 43 Moderately Tenant-Leaning · D+7
• County: — inherits STATE
• City: — inherits STATE

Chicago RTLO is among the strongest tenant ordinances in the Midwest; downstate is more landlord-friendly.

Methodology + full state rankings →

ZIP-level market 61465

• Home prices YoY: 3.6%
• Active inventory: 7
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,159 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$156 /mo · $1,873/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $109

Break-even live

Break-even rent $1,022

Max offer price $115,000

Occupancy floor 86%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-05-24
   status Pending
2. 2026-05-24
   status Pending
3. 2026-05-23
   status Pending
4. 2026-01-30
   soldstatus $110,000 Closed
5. 2026-01-30
   soldstatus $110,000 Closed
6. 2026-01-30
   soldstatus $110,000 Closed
7. 2026-01-30
   soldstatus $110,000 Closed
8. 2026-01-16
   status Pending
9. 2026-01-14
   historical
10. 2026-01-08
    status Pending
11. 2026-01-06
    historical
12. 2026-01-05
    historical
13. 2025-12-31
    status Pending
14. 2025-12-31
    status Active
15. 2025-12-24
    historical
16. 2025-08-14
    price
17. 2025-06-13
    listed Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast IL · Partial reset (capped growth)

• Current annual tax: $1,873 · $156/mo
• Projected year-2 tax: $2,242 · $187/mo
• Expected delta: +$369/yr (+$31/mo · 19.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,910
• − Mortgage interest: −$6,442
• − Property taxes: −$1,873
• − Insurance: −$575
• − Repairs & maintenance: −$1,113
• − Management: −$1,113
• − Depreciation: −$3,345
• Taxable loss: −$551
• Est. tax savings @ 24.0%: +$132
• After-tax cash flow: $1,436/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Sherrard CUSD 200
• NCES district ID: 1736180
• Math proficiency: 29% ▼ -9.00%
• Reading proficiency: 30% ▼ -16.00%
• Median HH income: $60,194
• Composite: 26.77/100
• National rank: #7129
• State rank: #240 of 620 in IL

Livability — Windsor

• Score: 62/100
• State rank: #847
• US rank: #16662

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment D- Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Windsor, IL
• Population (ZIP): 1,251

Population outlook (Mercer County) Hauer SSP2

• Today (2025): 14,595 people
• By 2030: 13,846 · -5.1%
• By 2040: 12,335 · -15.5%
• By 2050: 10,893 · -25.4%
• By 2075: 8,238 · -43.6%
• By 2100: 6,111 · -58.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 8% Hispanic / Latino 4%
• Common ancestry: English 5% Serbian 1% Portuguese 1%
• Foreign-born: 0%
• Languages at home: 98% English-only · Other Asian/Pacific 2%

Political lean MEDSL · Mercer

• 2024 margin: Strong R (+27.1) · D 35.4% · R 62.5% · Other 2.2%
• 2008→2024 swing: -39.0pp toward R · 2008: 11.9pp · 2024: -27.1pp
• All cycles: 2024: R+27.1 2020: R+24.0 2016: R+20.7 2012: D+7.4 2008: D+11.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.81%
• Current HPI: 108.3507
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.59%
• F500 in state: 60

Industry mix (Fortune 500 HQ in IL)

Industry	F500 HQs	Revenue
▸Insurance	4	$201B
▸Consumer Goods	4	$87B
▸Industrial Machinery	3	$64B
▸Healthcare	2	$55B
▸Retail / Pharmacy	1	$148B
▸Agriculture / Food	1	$86B

Price history

+0.0% since first listed

17 events — show timeline

• 2026-05-24 Pending — MRED as Distributed by MLS Grid
• 2026-05-24 Pending — MRED as Distributed by MLS Grid
• 2026-05-23 Pending — MRED as Distributed by MLS Grid
• 2026-01-30 Sold (MLS) $110,000 MRED as Distributed by MLS Grid
• 2026-01-30 Sold (MLS) $110,000 MRED as Distributed by MLS Grid
• 2026-01-30 Sold (MLS) $110,000 MRED as Distributed by MLS Grid
• 2026-01-30 Sold (MLS) $110,000 MRED as Distributed by MLS Grid
• 2026-01-16 Pending — MRED as Distributed by MLS Grid
• 2026-01-14 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-08 Pending — MRED as Distributed by MLS Grid
• 2026-01-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2026-01-05 Listing Removed — MRED as Distributed by MLS Grid
• 2025-12-31 Pending — MRED as Distributed by MLS Grid
• 2025-12-31 Relisted — MRED as Distributed by MLS Grid
• 2025-12-24 Listing Removed — MRED as Distributed by MLS Grid
• 2025-08-14 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-06-13 Listed — RMLSA as Distributed by MLS Grid

Property tax history

+6.8%/yr

Latest (2024): $1,873 · +116.7% YoY. Source: county tax records.